Quick answer: In most Canadian real estate transactions, the seller pays a commission that’s split between the listing agent and the buyer’s agent — typically 2% to 3.5% of the purchase price, depending on the province. If you buy a home without a traditional buyer’s agent, that commission doesn’t have to disappear. Programs like ComFree Cashback let you keep it: for a flat $997 fee, buyers get MLS® access, showing coordination, and lawyer-prepared offers, then receive 100% of the buyer’s commission back at closing — typically $10,000 to $25,000+.
This guide breaks down how buyer cashback actually works, how much you can expect, and whether it’s the right fit for your home purchase.
When a home is listed for sale in Canada, the seller agrees to pay a total commission — usually split between their own listing agent and whichever agent brings the buyer. That buyer’s-side portion typically runs 2% to 3% of the purchase price, though it varies by province:
| Province | Typical Buyer’s Commission |
|---|---|
| Ontario / BC | ~2.5% |
| Alberta | ~3.5% on the first $100,000, then 1.5% on the balance |
| Quebec | ~2.5% |
| Saskatchewan | ~3% on the first $100,000, 2% on the next $100,000, 1% after |
The seller technically writes the cheque, but buyers pay for it indirectly: commission is baked into the listing price, which means it’s financed through your mortgage. On a $750,000 home, a 2.5% buyer’s commission ($18,750) can grow to over $30,000 once you factor in 25 years of mortgage interest.
Buyer cashback (sometimes called a commission rebate) is a legal, recognized “limited service” model in Canadian real estate. Here’s the mechanism in three steps:
The transaction structure doesn’t change. The only difference is who the buyer’s commission goes to: a traditional agent, or you.
Cashback scales with home price, since commission is calculated as a percentage of the purchase price. On the average Canadian home, buyers using a cashback model can expect $10,000 to $25,000+ back at closing. A few reference points:
That money isn’t free-floating cash from nowhere — it’s the same buyer’s commission a traditional agent would have earned. Cashback programs simply redirect it to the person who actually needs it: the buyer.
What if no commission is offered? On a small share of listings (mostly For Sale By Owner), no buyer’s commission exists to redirect. In that case, cashback buyers still get MLS® access, showing coordination, buyer resources, and lawyer-prepared offers for the flat fee — just no rebate on that specific property. Reputable providers disclose this upfront, before you commit to a home.
Yes. Commission rebates to buyers are a recognized, compliant practice — not a grey-market workaround. A few things make this work:
The key trade-off: you give up full representation and advocacy in exchange for keeping the commission. For buyers who are comfortable doing their own research and negotiating directly (with a lawyer reviewing the paperwork), that trade-off is the whole appeal.
| Traditional Buyer’s Agent | Buyer Cashback | |
|---|---|---|
| Upfront cost | $0 | Flat fee (e.g., $997) |
| Commission | Agent keeps 2–3.5% | Refunded to you at closing |
| Representation | Full advocacy and negotiation | You negotiate; lawyer reviews offer |
| MLS® access | Yes | Yes |
| Showings | Coordinated by agent | Coordinated for you |
| Best for | Buyers who want full-service guidance | Buyers who are comfortable self-directing with legal backup |
Buyer cashback tends to make the most sense for:
It’s a less natural fit for buyers who specifically want an advocate managing every step of a competitive negotiation.
Not directly — but if you work straight with the listing agent, they typically keep the full commission, including the portion that would’ve gone to your representative. You don’t pay it out of pocket, but you also don’t see the savings unless you use a program specifically designed to redirect that money to you.
No — the purchase process itself (offer, conditions, closing) works the same way as any other transaction. The only difference is who’s coordinating the buyer’s side and where the commission ends up.
Yes. Since the cashback is a refund at closing rather than a withdrawal, it doesn’t affect your RRSP Home Buyers’ Plan (up to $60,000 tax-free) or First Home Savings Account eligibility — it simply adds to the funds you have available.
The main trade-off is representation: you’re not getting an agent to negotiate on your behalf, and pricing/property advice isn’t included. For buyers who want that guidance, a traditional agent may be worth the cost. For buyers comfortable self-directing with lawyer-prepared paperwork, cashback puts thousands back in your pocket instead.
Ready to see what you’d get back? Check your estimated cashback and get started with ComFree.
With ComFree, it’s easy! Finally, a platform that connects buyers and sellers. Offering support and service every step of the way, we save you money and give you back control.
These forms are provided to ComFree’s Unrepresented Sellers as a part of their Mere Posting ComFree Listing Contract.
I acknowledge I can only access these forms as a ComFree customer under contract.
These forms are provided to ComFree’s Unrepresented Sellers as a part of their Mere Posting ComFree Listing Contract and in partnership with Zubic Law.
I acknowledge I can only access these forms as a ComFree customer under contract.
These forms are provided to ComFree’s Unrepresented Sellers as part of their Mere Posting ComFree Listing Contract and in partnership with Imperium LLP – Rocky Kim.
I acknowledge I can only access these forms as a ComFree customer under contract.
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